300 Meadowside Rd #311 · Milford, CT 06460

$199,900

1 bd · 1.0 ba · 752 sqft · Condo public records · 38 Days on market

Built 1970 $266/sqft · 12% below area Est $228k · 12% under $241/mo HOA · 10% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.3/30.0
• ARV discount +13.1/15.0
• DSCR +7.8/10.0
• 1% rule +7.4/10.0
• Schools +4.6/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing opportunity to live in Milford! This well kept fully-furnished one bedroom condo is a must see. The floor plan includes the kitchen next to a bright and opened dining room / living room space flooded with natural light. Off of the living room there is a private balcony offering a quiet outdoor place to sit and feel the fresh air. The bedroom is a good size and has the full bath next to it. Furniture is included in the sale. Closet space/basement for storage. Tilt out windows for easy cleaning. Central to beaches, highways, shops, downtown and more! Roof was redone in 2019 and paid off for this unit.

Key facts

• Outside balcony
• Sliding glass doors
• $241 HOA

Tags

• KITCHEN WITH FULL AMENITIES
• OUTSIDE BALCONY
• SLIDING GLASS DOORS
• COIN-OPERATED LAUNDRY

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Homeowners association with monthly fee; HOA fee $241 monthly; Association covers property management, pest control, and road maintenance; 72-unit complex

Exterior

• Parking: Parking lot; 1 parking space
• Utilities: Public water connected; Public sewer connected
• Home design: Condominium (Condo/Co-Op For Sale); Part of the Oyster Bay complex; Unit spans 3 levels
• Construction: Brick construction
• Exterior features: Brick exterior siding; Sloping lot

Interior

• Kitchen: Oven/Range
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heat; 40-gallon hot water tank
• Interior features: Three total rooms; No basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Milford School District (urban): math 44% / reading 58% proficiency, ranked #73 of 153 in CT (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Meadowside School (math 52% / reading 57%, grade C, #195 of 553 statewide, top 37%, 269 students, 33% FRL); Jonathan Law High School (math 37% / reading 62%, grade D, #87 of 194 statewide, top 46%, 815 students, 31% FRL) — zoned schools average 32% FRL vs 15% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 180 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $156k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 6.7

CMA / ARV

• ARV (median comp): $228,095
• List price: $199,900
• Delta: -12.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.19% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.85×
• Total profit: $-8,631
• Equity at exit: $29,806

10-year hold

• IRR: 4.6%
• Equity multiple: 1.32×
• Total profit: $17,968
• Equity at exit: $17,284

Cash invested: $55,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 06460

• Rents YoY: 2.2%
• Active inventory: 180
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,485 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$188 /mo · $2,261/yr
• Insurance: −$83
• HOA: −$241
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $402

Break-even live

Break-even rent $1,976

Max offer price $199,900

Occupancy floor 79%

Sensitivity live

Price	-10% $515	-5% $459	+0% $402	+5% $346	+10% $289
Rent	-10% $206	-5% $304	+0% $402	+5% $500	+10% $599
Rate	-1.0pp $503	-0.5pp $453	base $402	+0.5pp $351	+1.0pp $298

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Washington St Milford, CT	1.0	1.0	846	$2,250	$2.66	4d	1	0.51mi
13 James St Milford, CT	2.0	1.0	960	$3,000	$3.12	20d	1	0.64mi
840 E Broadway #2 Milford, CT	2.0	1.0	882	$2,900	$3.29	4d	1	0.65mi
19 Willow St Milford, CT	2.0	1.5	881	$3,400	$3.86	4d	1	0.76mi
945 E Broadway Milford, CT	2.0	1.0	1008	$3,000	$2.98	4d	1	0.78mi
61 Phelan Park Milford, CT	2.0	1.0	1000	$2,950	$2.95	4d	1	0.80mi
27 Golden Hill St Milford, CT	2.0	1.0	785	$1,825	$2.32	45d	1	0.83mi
79 Noble Ave Milford, CT	2.0	1.0	1018	$2,837	$2.79	4d	4	0.87mi
167 Clark St Unit D Milford, CT	1.0	1.0	839	$1,900	$2.26	45d	1	0.90mi
92 Plains Rd Milford, CT	2.0	1.0–2.0	1030	$2,918	$2.83	4d	12	0.93mi
10 Central Ave Milford, CT	2.0	1.0	924	$1,995	$2.16	12d	1	1.03mi
33 Railroad Ave Milford, CT	1.0–2.0	1.0–2.0	838	$2,117	$2.52	4d	3	1.06mi
251 W Main St Milford, CT	2.0	2.0	1094	$2,800	$2.56	4d	1	1.08mi
71 Joy Rd Milford, CT	2.0	1.0	1050	$2,535	$2.41	4d	1	1.09mi
38 Concord Ave Milford, CT	2.0	1.5	900	$3,000	$3.33	25d	1	1.09mi
103 Naugatuck Ave Milford, CT	2.0	1.0	874	$3,000	$3.43	45d	1	1.16mi
44 River St Milford, CT	2.0	1.0–2.0	789	$2,980	$3.78	24d	1	1.23mi
15 River St Unit 3C Milford, CT	1.0	1.0	750	$2,600	$3.47	4d	1	1.31mi
314 Bridgeport Ave Unit 201 Milford, CT	1.0	1.5	844	$2,200	$2.61	4d	1	1.32mi
121 W Main St Milford, CT	1.0	1.0	786	$2,662	$3.39	4d	1	1.35mi
47 Prospect St Milford, CT	2.0	1.0–2.0	1105	$3,170	$2.87	4d	4	1.45mi
65 Avon St Unit 2 Milford, CT	1.0	1.0	700	$1,900	$2.71	45d	1	1.47mi

HOA detail condo

• Monthly dues: $241 · $2,892/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $199,900 Active 38 DOM
2. 2026-06-18
   days on market $199,900 Active 35 DOM
3. 2026-06-17
   days on market $199,900 Active 34 DOM
4. 2026-06-16
   days on market $199,900 Active 33 DOM
5. 2026-06-15
   days on market $199,900 Active 32 DOM
6. 2026-06-14
   days on market $199,900 Active 30 DOM
7. 2026-06-13
   pricedays on market $199,900 Active 29 DOM
8. 2026-06-10
   days on market $209,900 Active 27 DOM
9. 2026-06-09
   days on market $209,900 Active 26 DOM
10. 2026-06-08
    days on market $209,900 Active 25 DOM
11. 2026-06-07
    days on market $209,900 Active 24 DOM
12. 2026-06-03
    days on market $209,900 Active 20 DOM
13. 2026-06-03
    days on market $209,900 Active 19 DOM
14. 2026-06-01
    days on market $209,900 Active 18 DOM
15. 2026-05-31
    days on market $209,900 Active 17 DOM
16. 2026-05-13
    listed $209,900 Active 277-char remark
17. 2021-10-28
    soldstatus $156,000 Closed 614-char remark

    Show marketing remark (614 chars)

    Amazing opportunity to live in Milford! This well kept fully-furnished one bedroom condo is a must see. The floor plan includes the kitchen next to a bright and opened dining room / living room space flooded with natural light. Off of the living room there is a private balcony offering a quiet outdoor place to sit and feel the fresh air. The bedroom is a good size and has the full bath next to it. Furniture is included in the sale. Closet space/basement for storage. Tilt out windows for easy cleaning. Central to beaches, highways, shops, downtown and more! Roof was redone in 2019 and paid off for this unit.

18. 2021-09-23
    price $157,900 614-char remark

    Show marketing remark (614 chars)

    Amazing opportunity to live in Milford! This well kept fully-furnished one bedroom condo is a must see. The floor plan includes the kitchen next to a bright and opened dining room / living room space flooded with natural light. Off of the living room there is a private balcony offering a quiet outdoor place to sit and feel the fresh air. The bedroom is a good size and has the full bath next to it. Furniture is included in the sale. Closet space/basement for storage. Tilt out windows for easy cleaning. Central to beaches, highways, shops, downtown and more! Roof was redone in 2019 and paid off for this unit.

19. 2021-09-08
    listed $164,900 Active 614-char remark

    Show marketing remark (614 chars)

    Amazing opportunity to live in Milford! This well kept fully-furnished one bedroom condo is a must see. The floor plan includes the kitchen next to a bright and opened dining room / living room space flooded with natural light. Off of the living room there is a private balcony offering a quiet outdoor place to sit and feel the fresh air. The bedroom is a good size and has the full bath next to it. Furniture is included in the sale. Closet space/basement for storage. Tilt out windows for easy cleaning. Central to beaches, highways, shops, downtown and more! Roof was redone in 2019 and paid off for this unit.

20. 2011-12-03
    historical
21. 2011-08-25
    soldstatus $125,000
22. 2011-06-03
    listed $129,900
23. 1998-09-18
    soldstatus $40,000
24. 1998-02-06
    historical
25. 1997-08-06
    listed $49,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $2,261 · $188/mo
• Projected year-2 tax: $3,269 · $272/mo
• Expected delta: +$1,008/yr (+$84/mo · 44.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,823
• − Mortgage interest: −$11,198
• − Property taxes: −$2,261
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,386
• − Management: −$2,386
• − HOA: −$2,892
• − Depreciation: −$5,815
• Taxable income: $1,886
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $4,375/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Milford School District
• NCES district ID: 0902520
• Math proficiency: 44% ▼ -14.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $80,198
• Composite: 46.45/100
• National rank: #2444
• State rank: #73 of 153 in CT

Livability — Milford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Milford city (balance), CT
• County: New Haven County · 688,236 people
• City population: 52,684
• Metro: New Haven-Milford, CT
• Population (ZIP): 37,649
• Household income: $104,360
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1254.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -396.40%
• Current HPI: 287.7738
• Rent YoY: ▲ 2.19%
• Metro: New Haven-Milford, CT
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+300.6% since first listed

11 events — show timeline

• 2026-06-10 Price Changed $199,900 Smart MLS
• 2026-05-13 Listed $209,900 Smart MLS
• 2021-10-28 Sold (MLS) $156,000 Smart MLS
• 2021-09-23 Price Changed $157,900 Smart MLS
• 2021-09-08 Listed $164,900 Smart MLS
• 2011-12-03 Listing Removed — Smart MLS
• 2011-08-25 Sold (Public Records) $125,000 Public Records
• 2011-06-03 Listed $129,900 Smart MLS
• 1998-09-18 Sold (Public Records) $40,000 Public Records
• 1998-02-06 Listing Removed — Smart MLS
• 1997-08-06 Listed $49,900 Smart MLS

Property tax history

+0.2%/yr

Latest (2023): $2,261 · +2.0% YoY. Source: county tax records.